Being a real estate agent is 95% marketing and 5% knowledge of real estate.

Also, definitely stay away from websites zillow and Icomps for comps- those sites can be up to 70% off on their numbers.Now I don't know the specifics of your deal like beds/baths, lot size, etc, but looking at comps within a .1 of the area, I would guess you'd be in the upper 300k range.

But, we do not plan on staying in our current house forever so that doesn't seem like too much weight should be put into that.

And I definitely want to stay on budget. 

They stay in it a year while fixing it up, etc and then use the rental income to qualify for the next home with at least 5% down.

Welcome and this site is a wealth of information and knowledge, my suggestion is read, read, read then get started! 

Sure, there are some that might, but if they have the money and the knowledge, they don't need a "partner" doing his first deal--they will just do it themselves (and many do).For you:"I'll look favorable to the lender." 

Would appreciate any advice and would love to meet investors who have knowledge on the area and looking for a persistent mentee.

Those are people who plan to stay and make your house their home. 

I partnered with a local GC with rehab knowledge and time.